I Bought a Flat in 1998 for 3L and Want to Sell it for 27L in 2023. Can I Use the Proceeds to Pay Off My Home Loan and Avoid LTCG Tax?

Ans: Dear Friend, can you share what is your expectation? it seems you have good amount of investment, Pension and regular income. but you did not share what are your liabilities and future expectations.

Ans: The conversion ratio for Monnet Ispat Ltd to JSW Steel Ltd was 1:72. This means that for every 72 shares of Monnet Ispat Ltd, you received 1 share of JSW Steel Ltd. The conversion date was April 12, 2018.

Ans: Evaluating Your Current Financial Position
Your corpus is Rs. 3.55 crore, spread across various investment options.

PF (Rs. 1.7 crore) offers security and regular income post-retirement.

NPS (Rs. 30 lakh) provides a partial annuity option, though withdrawal rules apply.

PPF (Rs. 75 lakh) is risk-free with tax-free returns but has liquidity restrictions.

Mutual funds (Rs. 40 lakh) give growth potential but are market-linked.

FDs (Rs. 40 lakh) provide stability but may not beat inflation.

You own a home, which secures your housing needs.

Your spouse (42 years) and kids (12 and 7 years) add ongoing financial responsibilities.

Is Retirement Feasible Within a Year?
Retiring at 46 is achievable but depends on expense control and inflation.

Your corpus can support early retirement with disciplined investment.

Children's education and healthcare costs are key considerations.

Planning for Children’s Education
Higher education costs will increase significantly in the next 5-10 years.

Allocate separate funds for this goal in debt or balanced instruments.

Use PPF maturity or part of FDs for these expenses.

Creating an Emergency Fund
Set aside 12-18 months of expenses as an emergency fund (Rs. 6-9 lakh).

Liquid funds or high-interest savings accounts are ideal for emergencies.

This provides financial security during unforeseen events.

Insurance Coverage Assessment
Ensure adequate health insurance for your family, including top-up plans.

Consider health coverage of at least Rs. 20-25 lakh for medical emergencies.

Reassess life insurance for you and your spouse post-retirement.

Addressing Inflation
Inflation will erode your purchasing power over the years.

Allocate a portion of your corpus to equity mutual funds for growth.

Balanced investment ensures long-term financial stability.

Asset Allocation Strategy Post-Retirement
Equity Allocation
Invest 40%-45% in equity mutual funds for inflation-beating returns.

Choose actively managed large-cap or flexi-cap funds for moderate risk.

Avoid sector-specific or small-cap funds at this stage.

Debt Allocation
Keep 40%-45% in debt instruments like PPF, debt funds, and SCSS.

Debt funds offer better post-tax returns than FDs.

Use staggered withdrawals from PPF to fund expenses.

Gold Allocation
Maintain gold allocation through SGB or gold ETFs if needed.

Avoid increasing allocation as it doesn’t generate income.

Liquid Assets
Keep 5%-10% of your portfolio in liquid funds or savings accounts.

This ensures liquidity for short-term needs.

Generating Regular Income
Systematic Withdrawal Plans (SWP)
Use SWPs from mutual funds for tax-efficient monthly income.

Start with a 3%-4% annual withdrawal rate.

Reinvest unspent amounts to preserve corpus.

Laddered Fixed Deposits
Use laddered FDs for periodic and predictable cash flows.

Avoid reinvesting in FDs during low-interest rate cycles.

Senior Citizen Savings Scheme (SCSS)
SCSS offers stable returns but is taxable.

Invest within limits to balance stability and tax efficiency.

Tax Planning
Equity mutual funds’ LTCG above Rs. 1.25 lakh is taxed at 12.5%.

STCG on equity funds is taxed at 20%.

Debt mutual funds’ LTCG and STCG are taxed as per your tax slab.

Plan withdrawals carefully to minimise tax liability.

LIC and Investment Plans
If you hold LIC or investment-linked insurance, review its returns.

Surrender low-performing plans and reinvest in mutual funds for higher growth.

Consult a Certified Financial Planner for a detailed assessment.

Steps to Minimise Risks
Diversify across asset classes to reduce dependency on any one investment.

Review your portfolio annually to maintain balance.

Avoid emotional decision-making during market fluctuations.

Long-Term Financial Monitoring
Regularly review your spending to ensure it aligns with your plan.

Adjust your asset allocation based on lifestyle changes and market performance.

Seek guidance from a Certified Financial Planner for timely updates.

Final Insights
Your current corpus can support early retirement with efficient planning. Allocate funds wisely for children’s education and inflation. Build a diversified portfolio to ensure growth and stability. Prioritise regular income generation and tax efficiency.

Best Regards,

K. Ramalingam, MBA, CFP,

Chief Financial Planner,

www.holisticinvestment.in
https://www.youtube.com/@HolisticInvestment

Ans: Analysing Your Current Financial Position
Your total corpus is Rs. 2.79 crore, spread across multiple instruments.

PF (Rs. 61 lakh), SSA (Rs. 22 lakh), and PPF (Rs. 60 lakh) are secure investments.

FD/NSC/KVP of Rs. 1 crore provides stability but may not beat inflation.

SGB (Rs. 5 lakh) adds a small allocation to gold, ensuring diversification.

NPS (Rs. 20 lakh) and LIC (Rs. 11 lakh) contribute to your retirement corpus.

Monthly expenses of Rs. 50,000 require Rs. 6 lakh annually, excluding inflation.

Your children’s education expenses are a near-term priority.

Can You Retire This Year?
Your current corpus is adequate for early retirement, subject to proper allocation.

Inflation, healthcare costs, and children’s education require careful planning.

Regular income streams must be established from your corpus to cover expenses.

Financial Priorities Before Retirement
Children’s Education
Your son is in 12th, and your daughter is in 10th, requiring immediate planning.

Set aside a separate fund for higher education in secure instruments.

Use debt funds or PPF withdrawals to fund this goal without market risks.

Emergency Fund
Keep an emergency fund equal to 12-18 months of expenses (Rs. 6-9 lakh).

Use liquid funds or bank savings for this purpose.

This fund ensures liquidity during unexpected situations.

Insurance Review
Maintain adequate health insurance for the entire family.

Consider a top-up health insurance policy for higher coverage.

Reassess your life insurance needs post-retirement.

Inflation Protection
Inflation will erode the value of your savings over time.

Allocate a portion of your corpus to equity for growth.

Equity mutual funds can generate returns that beat inflation.

Ideal Asset Allocation Post-Retirement
Equity Allocation
Allocate 40%-50% of your corpus to equity for long-term growth.

Choose diversified or large-cap mutual funds for stability.

Avoid high-risk small-cap funds at this stage.

Debt Allocation
Keep 40%-45% in debt instruments for stable income.

Use a mix of debt mutual funds, SCSS, and PPF withdrawals.

Avoid over-concentration in FDs, as returns may not beat inflation.

Gold Allocation
SGB of Rs. 5 lakh is sufficient as a hedge against inflation.

Avoid increasing gold allocation unnecessarily.

Liquid Assets
Keep 5%-10% of your portfolio in liquid funds or savings accounts.

This ensures immediate access to funds during emergencies.

Generating Regular Income After Retirement
Systematic Withdrawal Plan (SWP)
Use SWP from mutual funds for tax-efficient monthly income.

Start with a 3%-4% withdrawal rate to preserve your corpus.

Laddered Fixed Deposits
Use laddered FDs for predictable and periodic cash flows.

This reduces reinvestment risk when FD rates are low.

Senior Citizen Savings Scheme (SCSS)
Invest in SCSS for secure and regular income.

Interest is taxable, but the stability makes it worth considering.

Tax Planning for Retirement
Long-term capital gains (LTCG) above Rs. 1.25 lakh on equity funds are taxed at 12.5%.

Short-term capital gains (STCG) on equity are taxed at 20%.

Debt mutual funds are taxed as per your income tax slab.

Withdraw funds systematically to optimise tax liability.

Recommendations for LIC
Evaluate the surrender value and future returns of your LIC policy.

If returns are low, consider surrendering and reinvesting in mutual funds.

Consult a Certified Financial Planner to assess the impact on your portfolio.

Steps to Minimise Risks
Diversify your portfolio across asset classes to reduce risk.

Avoid over-dependence on a single investment type, like FDs.

Rebalance your portfolio annually to maintain the desired asset allocation.

Monitoring and Reviewing
Review your financial plan annually or when there are major life changes.

Adjust your asset allocation as per your spending patterns and market performance.

Consult a Certified Financial Planner for regular portfolio reviews and updates.

Final Insights
Your current corpus is sufficient for early retirement with proper planning. Set aside funds for children’s education and emergencies before retiring. Diversify and rebalance your portfolio to maintain financial stability. Ensure tax efficiency and inflation protection for long-term sustainability.

Best Regards,

K. Ramalingam, MBA, CFP,

Chief Financial Planner,

www.holisticinvestment.in
https://www.youtube.com/@HolisticInvestment

Ans: Hello Mr. Avnish
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Key Considerations-
Market Research: Understand the demand, competition, and future trends in your chosen sector.
Location: Choose locations strategically based on target demographics and accessibility.
Scalability: Opt for businesses with room for expansion, such as adding new locations or diversifying services.
Break-Even: Most businesses achieve profitability within 2-4 years with proper planning.

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Ans: Hello;

Both your kids are at the threshold of entering higher education one after the other.

You have home loan liabilities and also LIC premium payment liabilities hence I would advise you to postpone retirement decision by 5-6 years.

A corpus of 3.6 Cr may help you generate a post tax monthly income of around ~1.25 L.

If you add your rental income(80 K per month) you have monthly income of 2 L+

Start a sip of 60 K per month into a combination of equity MFs for 6-8 years.

Happy Investing;
X: @mars_invest

Ans: Hello;

Convince your parents to sell the land.

If they agree then you have corpus of around 4 Cr. (No capital gain tax applicable on farm land but please check with a tax advisor)

You should do two things first, buy a small flat for your parents near your residence and close your home loan.

Also keep aside 50 L for your kids higher education in a nationalised bank FD.

So balance corpus would be around ~2.4 Cr. If you buy an immediate annuity for this corpus from a life insurance company you may expect a post tax monthly income of around 1 L.

Please keep some emergency fund for medical issues, if any, for your parents. Also buy them a good healthcare insurance.

Best Wishes;
X: @mars_invest

Ans: Hello;

You may begin a monthly sip of 1.2 L into a combination of MFs as follows:

25 K into flexicap fund
25 K into multicap fund
25 K into large cap fund
25 K into large and midcap fund
10 K into balanced advantage fund
10 K into multi asset allocation fund

You may select any fund from the top quartile of these fund categories or consult your MFD.

This may grow into a sum of 2.79 Cr by end of 10 years.

Similarly your assets like RE, existing MF corpus and gold may grow into a sum of 2.82 Cr in 10 years.
So your total corpus after 10 years will be 5.61 Cr.

If you buy an immediate annuity for this corpus from a life insurance company you may expect a post tax monthly income of around~2 L.

Happy Investing;
X: @mars_invest